The third surveyor is often discussed with unnecessary drama. In reality, the third surveyor is a sensible statutory safeguard designed to prevent a process from becoming trapped by professional disagreement. Understanding this properly can reduce anxiety for homeowners and improve how the process is managed.
Where each owner appoints their own surveyor under Section 10, those two surveyors are required to select a third surveyor. The third surveyor is not an “appeal court” for every minor point. Nor is the third surveyor engaged as a matter of routine. In well-run matters, the third surveyor remains in the background and is never called upon. Their presence encourages discipline: both surveyors know there is a defined route to resolution if agreement cannot be reached.
In practical terms, the third surveyor may be called upon where the two surveyors cannot agree on a specific issue. That issue might relate to the wording of formal documentation, the interpretation of what is reasonable in a particular context, or the determination of professional fees between surveyors. The important point is that the referral should be narrow and professional. A referral that is vague, emotional, or sprawling tends to create delay and cost.
From a homeowner’s perspective, the third surveyor function protects the process. Without it, two surveyors could disagree indefinitely, leaving the owners trapped. With it, there is a mechanism that allows a decision to be made within the statutory framework. This is one reason party wall matters can be resolved without necessarily reaching more adversarial arenas.
However, the existence of a third surveyor does not excuse poor behaviour. Some parties assume that if they are unhappy, they can simply “go to the third surveyor”. That is not how refined practice works. The best outcomes arise when surveyors seek agreement through reasoned professional discussion, using the third surveyor only where a genuine impasse exists.
At Simple Survey, we treat third surveyor involvement as a last resort. Our approach is to define issues clearly and resolve them proportionately. If a referral is appropriate, we ensure it is framed properly: the precise question is identified; the relevant background is summarised; and the request is made in a restrained, professional tone. This is not merely etiquette—it is efficiency. Third surveyors, like any professional, can only respond effectively if the matter is clear.
Homeowners should also appreciate that the third surveyor is not “on anyone’s side”. The third surveyor is appointed under the Act and operates within that context. Their purpose is to resolve a specific professional disagreement. Treating the third surveyor as a weapon is counterproductive and typically results in higher cost.
Finally, it is worth remembering that the third surveyor’s very existence often prevents disputes. When both surveyors know a referral is possible, they tend to avoid unreasonable positions. This stabilising effect is one of the quiet strengths of the party wall mechanism.
In summary: the third surveyor is not a spectacle. It is governance. Properly understood, it reassures the parties that the process cannot be held hostage by disagreement, whilst encouraging measured, professional conduct.
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If your matter is progressing under a two-surveyor route and you want it handled with restraint and cost control, contact Simple Survey. Notices start from £25 per adjoining ownership, and agreed surveyor administration is typically £300, depending on complexity and owners.